ST. LOUIS COUNTY, Mo. – With nearly half a million properties in St. Louis County, the majority of owners saw an increase in their home’s value, but many have questioned the county’s algorithm as some St. Louisans are left troubled with taxes.

Beatrice Simmons owns a home in North St. Louis County and received an increased bill.

“My taxes are almost $900; I’m on a fixed income. Where am I supposed to get the money from?” Simmons said.

She suffered a stroke a few years ago and has been on disability since. Her monthly check barely covers her bills.

“I’m lucky if I have $50 left,” Simmons said. “It’s very hard.”

Her Berkeley home saw its highest assessed value in a decade in 2023. She owes $858.34, according to St. Louis County property records.

“I pray for things to change [and] to help me, for the things I can change and don’t worry about the things I can’t change, but you know, you still worry,” Simmons said.

University of Missouri St. Louis (UMSL) Associate Professor Michele Meckfessel has researched tax issues for years. She said many $100,000-$200,000 homes saw increased values.

“At the lower home values, it’s easier to see a larger percentage increase but it’s also those homes and the families that live in those homes that are seeing inflationary pressures in every aspect of their life,” Meckfessel said.

According to the St. Louis County Assessor’s Office, 333,415 properties saw an increase in value in 2023 compared to 2021. About 175,000 properties had a 15% increase or more.

“It is a lot of homes to have a large increase,” Meckfessel said.

Your average multi-million dollar home did not see the same increase as $100,000–$200,000 homes, according to the assessor.

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For example, FOX 2 investigators were the first to uncover how St. Louis County Executive Sam Page’s West County home dropped $3,760 in assessed value. One of his neighbors stayed the same, but five others saw an increase.

Page’s spokesperson called it disappointing but it’s that curve ball in the supply versus demand argument that has the professor interested in the county’s math.

“I would love to see the assessor’s algorithm and to know where they’re allowed or encouraged or discouraged from making a decision,” Meckfessel said.

St. Louis County Assessor Jake Zimmerman said he’s open to having a conversation with the UMSL professor.

“I welcome talking to anybody at any time who has ideas for what we can do to fix this system and making it better,” Zimmerman said.

Zimmerman said they look at nearby homes being sold to determine your home’s assessment.

“This market has been pretty lousy for people owning really, really ritzy houses,” Zimmerman said.

The FOX Files found 186 pieces of property within 5,000 feet of Page’s home. Only five sold in 2023. In Simmons’ case, there are 516 properties within 5,000 feet but 22 were sold in 2023.

“When a lot of people are selling their houses, it’s easier for us to do the job because we know what houses are worth,” Zimmerman said.

Zimmerman said there’s an affordability crisis in St. Louis County because taxes from fire departments and school districts may be doubled depending on the municipality you live in.

“We need to end the problem of discriminatory taxation in St. Louis County. It’s not fair,” Zimmerman said. “I can be dead right about the value of your house and the value of your car and it doesn’t change the fact if you park that car in north St. Louis County tonight, you will pay a higher tax rate on it than if you park that car in Clayton or Ladue.”

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The assessor said he’s following Missouri law but believes St. Louisans need solutions or people will face the real risk of being taxed out of their homes.

“I think the legislature should bring back the homestead credit and I think the legislature should increase the qualification levels for what’s called the circuit breaker,” Zimmerman said.

Simmons said she’s saving every dollar now.

“The taxes are up when you go to the store; it’s double taxes now,” she said.

Simmons’ monthly mortgage ran about $600 a month, a tough bind for someone on disability. She’s only in her home today because it’s paid off, but even that comes at a price.

“My granddaughter was in a drive-by shooting. She happened to pass away,” Simmons said. “I was able to take that money and pay off my house; other than that, I would have a house note, a car note, and car insurance.”

Simmons said she’d probably not be in her home today if her granddaughter were alive. Now, she fights being taxed out of her own home.

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